Squirrels Heath · Havering · Hornchurch and Upminster constituency · 51.58432, 0.22756

RM11 2ND— Squirrels Heath, Havering

Location and area intelligence for RM11 2ND, Squirrels Heath, Havering

The family fortress

 

Schools 100%Safety 86/100Transport 20/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
86
Schools
100
Transport
20
Environment
64
Investment
25

The bottom line

RM11 2ND offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 62 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM11 2ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for RM11 2ND

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How RM11 2ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ardleigh Green Infant School

Outstanding · Inspected Mar 2024 · 7 min walk

KS2: 107.0

—

Secondary

The Campion School

Not yet inspected · 5 min walk

P8: +0.60A8: 55.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 169 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

30.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences29%
Other15%
Vehicle crime10%
Drug offences8%
Theft2%
Robbery2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harold Hill Fire Station · 1.6km

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,645/m²
Price per ft²£617/ft²
Avg floor area114.8 m²

EPC breakdown

C
2%
D
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 100%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield865 kWh/kWp/yr
Rebuild cost estimate£287,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,049
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+790%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

-20.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£82k£127k+55.8%2
Post-dot-com plateau2001–2004£165k£250k+51.5%2.5
Pre-crash peak2005–2006£218k£248k+13.5%2
GFC & correction2009–2010£275k£265k-3.6%1
Help-to-Buy recovery2013–2015£258k£335k+29.8%1
Brexit uncertainty2018–2019£576k£425k-26.2%1.5
Rate-rise correction2023–2023£600k£600k+0%1
Current market2025–2025£725k£725k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.9%
District
8.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harold Wood Rail StationElizabeth line line
12.2 min walk
Harold Wood→ Paddington· 10 tph
47 min

Nearby stations

Harold Wood Rail StationElizabeth line
13 min walk
Harold WoodNational Rail
13 min walk
Gidea Park Rail StationGreater Anglia · Elizabeth line
19 min walk
Emerson Park Rail StationLiberty
23 min walk
Upminster Bridge Underground StationDistrict
37 min walk
No bus stops within 400m

12

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria80 min ↑
Waterloo74 min ↑
Canary Wharf ★62 min
City62 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park380m
Santander docks (800m)0
Nearest cycle dock16.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 86% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 22.1 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 31%
More green space than 75% of London

Nearest SSSI: Hornchurch Cutting SSSI — 2.3 km

Energy

Solar: 865 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield865.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGS PARK SURGERY

HAROLD WOOD POLYCLINIC, COPSE AVENUE, HAROLD WOOD, RM3 0FE

12 min walk

74%

Recommend GP

74%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalVictoria Hospital · 2.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ardleigh (457 m)

Nearest supermarketCo-op Food · 1.1 km
4 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
562 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Bargain Booze968 m
Select Convenience971 m
Nisa Local1.1 km

Nearby cafes

Cafe 108465 m
Cosy Cafe512 m
Pulp Kitchen982 m

Nearby restaurants

Masterchef465 m
FY Grill474 m
Pizza Hut Delivery474 m
Island Hut Fusion486 m

Nearby pubs

The Ardleigh457 m

Nearby gyms

Greenwood Boxing and Fitness520 m
Teenage Area700 m
Food hygiene (5-star)63% of 16

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
324

High street

E

High street health

Investment

Investment grade, yield and market outlook

25

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,300London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition324
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,343m
Crossrail 2 route19,891m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,937 nationally

1,706

Est. population

9,426/km²

68%

Employed

31%

Degree educated

£40,200

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

63

Community stability

Age profile

25%
18%
22%
20%
15%
Under 1825%
18–3418%
35–4922%
50–6420%
65+15%

Tenure

37%
53%
Own outright37%
Own (mortgage)53%
Private rent9%
Social rent2%

Ethnicity

72%
White British72%
White Other5%
Asian13%
Black5%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household8%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent9%
Social rent2%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
Planning apps (3 years)
12
Local approval rate
0%
Borough approval rate
44%
Opportunity area
No
CIL rate (residential)
£90/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
41 homes · Fomer Bridge Service Station Site, Fomer Bridge Service Station Site, Southend Arterial Road, Hornchurch, RM11 2SS
Pipeline pressure
NONE

Named schemes (500m)

PART OF HAROLD WOOD HOSPITAL SITE, OFF, PART OF HAROLD WOOD HOSPITAL SITE, OFF, EWAN ROAD, RM3 OWW27 homes
completed
51-53, 51-53, Squirrels Heath Road, Romford, RM3 0LS16 homes
completed
LAND OFF, LAND OFF, RUSSETS, GARLAND WAY, RM11 2SX14 homes
completed
Land North of No 8, Land North of No 8, Jackson Close, Romford, RM11 2PA6 homes
completed
93-95, 93-95, Redden Court Road, Romford, RM3 0UL6 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.1%
Ward turnout
39%
Election year
2022
MP
Julia Lopez (Conservative)
MP majority
1,463
Constituency
Romford

Councillors

Christine VickeryConservative
Keith PrinceConservative
Michael John WhiteConservative

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Key facts for RM11 2ND

Full postcodeRM11 2ND
Postcode districtRM11
BoroughLondon Borough of Havering
WardSquirrels Heath
Latitude51.584318
Longitude0.227561
Parliamentary constituencyHornchurch and Upminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
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HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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Transport
for London
NHS
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Mail
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